The Hougang Central GLS site.
Tender, bid and land price.
An informational record of the Government Land Sales parcel that will become the integrated development at Hougang Central. Figures are drawn from the consortium's own announcement and contemporaneous reporting.
| Location | Hougang Central, above Hougang MRT station (NE14) |
|---|---|
| Zoning | Commercial and residential |
| Tenure | 99-year leasehold, commencing from the 14 January 2026 award |
| Site area | 46,899.4 sqm — approximately 504,820 sq ft, or 4.69 hectares |
| Plot ratio | Gross plot ratio 2.52 |
| Gross floor area | Approx. 1.273 million sq ft |
| Tender close | 16 December 2025 — three bids received |
| Award date | 14 January 2026 |
| Winning bid | S$1,500,738,338 — approximately S$1,179 psf per plot ratio |
| Residential component | Approximately 835 residential units |
| Commercial component | Over 430,000 sq ft of commercial gross floor area, including approximately 300,000 sq ft net lettable area of retail |
| Transport integration | Above Hougang MRT; must integrate with the rebuilt Hougang Bus Interchange |
| Context | The first GLS parcel released in the Hougang area since 2019 |
What HDB required of the winning bidder.
Published 29 May 2025, HDB's Additional Conditions of Tender set out exactly what has to be built on the parcel. These are confirmed requirements from the primary tender document.
| Site area | 46,899.4 sqm (approx. 504,820 sq ft) |
|---|---|
| Gross plot ratio | 2.52 |
| Permissible gross floor area | 105,521 – 117,245 sqm |
| Minimum residential floor area | 70,805 sqm |
| Minimum bus interchange | 6,500 sqm, including a 400 sqm commercial concourse |
| Maximum other commercial floor area | 39,940 sqm (excluding the concourse) |
| Required integration | MRT station, bus interchange and town plaza within the development |
Three bids, two percent apart at the top.
| Outcome | Bidder | Amount | Land rate |
|---|---|---|---|
| Awarded | Horizon Residential & Horizon Commercial — CapitaLand Development, UOL Group, Singapore Land, Kheng Leong and CICT | S$1.5 billion | S$1,179 psf ppr |
| Second | Sim Lian group | S$1.47 billion | S$1,155 psf ppr |
| Third | Frasers Property-led consortium, with Sekisui House and Lum Chang | S$1.4 billion | S$1,101 psf ppr |
Bids came in above pre-tender analyst expectations of roughly S$800 to S$1,000 psf ppr, and the top two bids were separated by about 2% — an indication of how similarly major developers valued a site of this kind.
What the consortium proposes to build.
Residential component
CapitaLand Development and UOL Group will jointly develop approximately 835 homes for sale in a 50:50 joint venture. Unit mix, layouts and pricing have not been released.
Commercial component
CapitaLand Integrated Commercial Trust will develop and own 100% of the commercial component — more than 430,000 sq ft of commercial gross floor area, of which around 300,000 sq ft is retail net lettable area. The consortium has described it as the largest mall in Hougang, nearly double the size of Hougang Mall, with a sheltered public event space and F&B offerings intended to make the site a civic hub for the precinct.
Transport integration
Part of the development is required to sit above the existing Hougang MRT station, and the scheme must incorporate a rebuilt bus interchange. This is the defining characteristic of the parcel and the reason it attracted bids from three of Singapore's largest developer groupings.
Site characteristics
At about 4.7 hectares with a gross floor area of roughly 1.273 million sq ft, the parcel carries a high plot ratio typical of a regional transport node, permitting substantial massing above the station and interchange. Detailed massing, height and phasing are subject to planning approval and have not been published.
For how the land cost translates into expected pricing, see the price and PSF guide.
Last updated 20 September 2026. CapitaLand / CICT news release, 14 January 2026; The Straits Times; The Business Times; EdgeProp Singapore. This page is informational and is not an offer for sale.
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